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| Application No.: | 13/00408/B |
| Applicant: | Mr & Mrs Robert Simon Douglas Riggall |
| Proposal: | Creation of new driveway and vehicular access |
| Site Address: | Parkland Adjacent To Great Meadow Castletown Isle Of Man |
| Case Officer: | Miss S E Corlett |
| Photo Taken: | 28.05.2013 |
| Site Visit: | 14.02.2013 |
| Expected Decision Level: | Officer Delegation |
1.1 The site is the curtilage of Great Meadow, a substantial property situated on the western side of the Malew Road which links Castletown with Cross Four Ways junction in the north, and a piece of land running to the south of the curtilage, parallel with the road and 30m wide. Great Meadow is an historically interesting property but not yet Registered. The main building lies adjacent to the highway with a series of outbuildings, ancillary accommodation and stables next to and within the curtilage. A predominant feature of the buildings on site is the use of granite stone and the appearance of the castellations on some of the walling around and on the buildings.
2.1 Proposed is the creation of a new access at a point 130m south of the existing entrance into the site, alongside The Doll's House, a lodge to the principal dwelling. The new access will utilise the existing gateway but the height of the existing pillars alongside the access will be reduced to a height no exceeding 1m to promote better visibility: currently all that is available from this access is 35m to the north and 60m to the south at a point 0.7m back from the kerb which is inadequate: the speed of traffic is restricted to 60 mph at this point. The proposed amendments would create visibility of 215m to the north and 390m to the south. The existing access alongside The Doll's House will be blocked off. No details of this are provided.
2.2 From the altered access there will be a new access way, 2m wide leading north to the residential curtilage. The accessway will be at least 12m from the existing trees alongside the wall and within the field to prevent damage to their roots. The accessway will then link in to existing tracks within the residential curtilage.
3.1 The curtilage of Great Meadow itself is designated as Existing Low Density Housing in Parkland. The area of the proposed accessway is not designated for any site specific purpose and is therefore Open Space. The curtilage of the existing buildings are identified as a Wildlife Site and an area of Registered Trees but these designations do not extend out to the area of the proposed accessway.
3.2 Great Meadow is a building of considerable interest and is not presently on the Protected Buildings Register but is on the list contained within the Southern Area Plan as of interest and worthy of consideration for such.
PLANNING HISTORY 4.1 Great Meadow itself has been the subject of a number of applications, none of which is considered relevant in the consideration of this current application.
5.1 Malew Parish Commissioners and Highways Division indicate that they do not oppose the application.
6.1 The proposed access is proposed on the basis of the lack of safety with the existing access, caused through a lack of visibility for drivers of vehicles emerging from the site which in turn is caused by proximity to a bend to the north and the topography and alignment of the road to the south. The proposed accessway will utilise an existing access into the field, the alterations to the height of the gate posts will improve visibility for existing and future users of that access. 6.2 The majority of the accessway will not be obvious to those passing the site due to the existing roadside wall. 6.3 The main effect of the proposal will be to change and increase the size and extent of the residential curtilage which will have a visual impact of its own as well as potentially affecting the character and setting of Great Meadow itself. However, much of the impact of the new access will be visually screened by the existing stone wall and will be separated from the main building by The Doll's House and existing trees and garden. Potentially the greatest impact would be the blocking up of the existing access alongside The Doll's House. If this is purely by way of sealing up the existing door/gate and having it remained in the closed position then this would have a negligible impact. There is enough space here for vehicles to pull in, like a lay-by - for example postal vehicles. However, if the door/gate were to be removed, then this would affect the character of the roadside elevation. This should be addressed by a condition.
7.1 The local authority, Malew Parish Commissioners are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered "interested persons" and as such should be afforded party status. 7.2 The Highway Authority is now part of the Department of Infrastructure of which the Planning Authority is part. As such, the Highway Authority cannot be afforded party status in this case.
Recommended Decision: Permitted
Date of 29.05.2013
Recommendation:
N : Notes attached to conditions R : Reasons for refusal
13 / 00408 / B
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to the creation of a new accessway from the existing access gate to the curtilage of Great Meadow and the modifications to the existing access, all as shown in drawings 2013/1, 2013/2, 2013/3, 2013/4 and 1a all received on 5th April, 2013 and the development must be undertaken in accordance with these drawings.
C 3. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2013, no structures, surfacing or other works may be undertaken without planning permission in the area edged red to the south of the existing curtilage of Great Meadow, shown on the submitted plans
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.
Decision Made : Permitted Date : Determining officer (delete as appropriate) Signed : Anthony Holmes Senior Planning Officer Signed : Michael Gallagher Director of Planning and Building Control
Signed : Sarah Corlett Senior Planning Officer Signed : Jennifer Chance Development Control Manager
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